BOONE COUNTY PLANNING & ZONING COMMISSION

BOONE COUNTY GOVERNMENT CENTER

801 E. WALNUT ST., COLUMBIA, MO.

Thursday, March 19, 1998

Chairperson Kirkpatrick, called the meeting to order at 7:00 p.m., with a quorum present. Roll Call was taken by Secretary Sloan.

Present: Keith Kirkpatrick, Chairperson Missouri Township

Joe Falco, Vice-Chairperson Perche Township

Mary Sloan, Secretary Rocky Fork Township

Darin Fugit Columbia Township

James Green Cedar Township

Bill Grace Centralia Township

Frank Abart Public Works Director

Absent: Mike Morgan Bourbon Township

Also present: Stan Shawver, Director Thad Yonke, Staff

Bill Florea, Staff Noel Boyt, Staff

 

Commissioner Sloan made and Commissioner Falco seconded a motion to approve the minutes of February 19, 1998, meeting with no corrections.

Motion passed by acclimation.

Chairman Kirkpatrick read the procedural statement.

Chairman Kirkpatrick welcome new Commissioner James Green from the Cedar Township.

CONDITIONAL USE PERMITS

Request by Billie Sue Lanham on behalf of Americo Gutter Co. to allow a warehouse

in a C-G (General Commercial) district on .5 acres, located at 7551 Hwy. 63 South,

Columbia (tabled 2/19/98).

Bill Florea gave staff report stating that this property is located 4 miles south of Columbia on Highway 63. The .5 acres in this tract are zoned C-G (General Commercial). Property to the east, west and south is zoned C-G. Property to the north is zoned A-1. There is an existing house on the property. The applicants plan to build a 2400 sq. ft. warehouse on this property that will be used to store construction materials. This property is within the Columbia School District. Water Service is provided by Consolidated Public Water District No. 1. The property lies within the Boone County Fire Protection District boundaries. The C-G zoning is an original zoning classification. There have been no previous requests submitted on behalf of this property. Staff notified 13 property owners concerning this request.

Billie Sue Lanham, 1412 Fir Place, Columbia, owner was present. Chairman Kirkpatrick stated Ms. Lanham was present last month when the request was tabled for lack of presentation. He asked her if there was anyone present this month? Joe Kuster, 22945 S Mt. Pleasant Rd. Hartsburg came forward. He stated he proposed to build a small warehouse. He estimated a maximum of 2 deliveries per month and have 4-5 employees. Employees would not be meeting there every day. This mainly was for a place to store material. He presented a drawing of the proposed building to the Commissioners.

Commissioner Fugit asked if deliveries were twice a month, would it be by straight truck? Mr. Kuster agreed, by straight truck. Commissioner Abart asked if they planned to access Hwy. 63, would that be their primary access? Mr. Kuster said yes. Commissioner Fugit asked if he had contacted GTE (adjacent property) to use their access off the side road? Mr. Kuster said he had not contacted them, he had not seen it as a necessity. Commissioner Fugit stated there was concern of the access on and off of Hwy. 63 having a 70 mph speed limit. Mr. Kuster said they could ask GTE for an easement.

Commissioner Sloan asked if access to the property when the house was occupied was from off Hwy. 63. Jeff Crane spoke up and said the drive was directly off Hwy. 63. Jeff Crane, 1855 S. Rangeline Road, Columbia, realtor. Mr. Crane said he has spoken to GTE. They said they did not have a problem if the trucks drove across their property but they would not give him an easement. GTE did not know if and when they might expand the building and their road may be torn out in a couple of years.

Open to the public. No one spoke in favor or opposition to the request.

Director Shawver reminded the commission one person had attended the February meeting (last month) who was opposed to the request because of the Highway 63 access and safety. The record reflects the concerns voiced last month

Closed to public hearing.

Commissioner Falco asked how big the trucks would be? Mr. Kuster said just a 20’ - 24’ straight truck, it was not a tractor trailer. Commissioner Falco asked if any products would be stored outside. His reply was no. Question if any vehicles would be outside? Kuster’s reply was no except for during the day. Falco asked what type of lighting had they planned. Mr. Kuster said they had not even thought about it. He would have some sort of lighting. Commissioner Falco stated he was concerned about the traffic, deliveries and the lighting at night hindering traffic.

Chairman Kirkpatrick said he did not have a problem with the use but his biggest concern is the safety off and on Hwy. 63. Kirkpatrick asked if the 4-5 employees would be reporting there everyday? Mr. Kuster said no, maybe once or twice a week to pick up material for another job in Columbia. Chairman Kirkpatrick was concerned about the employees pulling out to return to Columbia. He stated he would have no problem with this request if GTE would allow access to Deer Park Road.

Commissioner Falco reminded the Commission it is already zoned commercial. Chairman Kirkpatrick agreed and said that a permitted use could start business with out a CUP.

Commissioner Falco asked what would be the business hours? Mr. Kuster stated 7 a.m. to 5 p.m. Commissioner Sloan asked if someone would be there everyday? Mr. Kuster said no. Commissioner Falco asked if the parking would be black top or gravel. Mr. Kuster said gravel.. Chairman Kirkpatrick asked staff if the regulations require chip & seal? Director Shawver said minimum would be chip & seal.

Commissioner Falco asked about a fence? Mr. Kuster said the existing fence is on two (2) sides of the property.

Chairman Kirkpatrick asked the time of the deliveries. Mr. Kuster said usually 9 a.m. to 2 p.m. Commissioner Green asked if the driveway would be a common drive to the existing house? Mr. Kuster said yes.

Jeff Crane explained that the business installs vinyl siding, soffits and windows. They take enough materials to a job to last them 3 - 4 days. Then come back to load more materials for the site. That is why they would not be there every day. The way it is now, if a filling station went in there would be a lot more traffic.

Commissioner Falco asked if they CUP was approved, would they be any conforming with Missouri Department of Transportation (MODOT) specifications? Director Shawver said if the access on Hwy. 63 was improved then MODOT would have to inspect it.

Commissioner Fugit said there could be a lot worse go in the location. Mr. Crane said he could not see a difference in pulling out on Hwy. 63 or going down 50’ and pulling out from the intersection. Chairman Kirkpatrick said there was considerable difference. One place the vehicle would have to go across two lanes of traffic at an angle at a very low speed.

Commissioner Fugit made a motion to recommend approval of the request by Billie Sue Lanham on behalf of Americo Gutter Co. to allow a warehouse in a C-G (General Commercial) district on .5 acres, located at 7551 Hwy. 63 South, Columbia with the following condition:

Limit the delivery hours to 9 a.m. until 2 p.m.

Commissioner Falco seconded the motion but wanted to add additional conditions, like lighting, and driveway to be improved.

Chairman Kirkpatrick asked Commissioner Falco to retract his second for Commissioner Fugit to amend his motion. Commissioner Falco retracted his second. Discussion followed.

Commissioner Fugit made and Commissioner Falco second motion to recommend approval of the request by Billie Sue Lanham on behalf of Americo Gutter Co. to allow a warehouse in a C-G (General Commercial) district on .5 acres, located at 7551 Hwy. 63 South, Columbia with the following conditions:

Deliveries be restricted from 9 a.m. to 2 p.m.

Direct all lighting inward.

Driveway be improved to commercial standards and approved by MoDOT.

No materials be stored outside of the structure.

Darin Fugit yes Joe Falco yes

Frank Abart yes James Green yes

Bill Grace yes Mary Sloan yes

Keith Kirkpatrick yes

Motion to approve was unanimous. 7 yes

 

REZONING REQUESTS

Request by North Missouri District Church of God Campgrounds to rezone

from A-2 (Agriculture) to REC (Recreation) of 40 acres, more or less, located at

10851 W Old Rocheport Rd., Rocheport.

Thad Yonke gave staff report stating that this property is located 3.5 miles east of Rocheport and 6 miles west of Columbia on Old Rocheport Road. This property is zoned A-2 (Agriculture) as is the property to the north west and south. to the east, land is zoned A-2 and C-G. The original zoning for this property is A-2. The property has been used for a campground since 1971. That use is a nonconforming use; consequently, new construction is prohibited. As a result the applicant is seeking to rezone this property to REC so that several new structures may be built. This property is served by Consolidated Public Water District No. 1. It lies within the Columbia School District. The master plan designates this area as being suitable for agricultural and rural residential land uses. The proposed use is inconsistent with the master plan, however, it should be recognized that the existing use predates zoning designation. This site has 25 points on the point rating system. Staff notified 23 property owners concerning this request.

Terry Springer, Secretary of the campground and board member, residing at 1629 Bell Trees Road, Godfrey, IL came before the commission. He explained that all they wanted to do was let God’s work grow. When it was originally zoned, no one at the time understood or followed up on proper usage. Since 1971 it has been used every year for retreats, campground and church get togethers. They wanted to expand and grow and in the process of getting a building permit for the property they discovered that it was not even zoned for what their usage was. At this time, they wanted to rezone the property to comply with the regulations so they can continue to grow. This is a non profit organization campground for the Church of God.

Open to public hearing in favor of the request.

Ms. Charlotte Foley , 7600 W. Crestwood Court, Columbia came forward. She said she was the treasurer for the Church of God Campground and have been involved with the campground since 1971. She would like to see the campground rezoned recreational so they can continue to build on it and improve their programs.

Ron Bissey, 811 Union, Moberly came forward. He is a pastor in Moberly and had previously lived on the campgrounds. He supports the rezoning effort and believed it would increase the participation from the churches around the district and the state. He also thought it would benefit other denominations and organizations in Boone County when they will try to reach out and make it more useful.

Jim Foley, 7600 W. Crestwood Court, Columbia. He said he was a member of the board of directors and associated with the campground since 1971. He had seen a lot of good things happen at the campground from recreation, workers working together, and fellowship. He asked for approval.

In opposition

Mr. Sam Marsh, 4050 Booth Lane, Columbia came forward. He said he had a farm close to the 40 acres. The only thing that bothered him was the zoning. What the campground is doing did not bother him, but the recreational zoning opens up a lot of possibilities, such as; golf driving range, golf courses, roller skating rinks, ice skating rinks, car races, trails for four wheels vehicles. It seemed like a lot of commercial use in this recreational zoning. The zoning classification bothered Mr. Marsh, it was so broad. Once the property is zoned, if and when the church may sell the property, the zoning would stay with the property and anyone could take advantage of the permitted uses.

Chairperson Kirkpatrick agreed with Mr. Marsh, the zoning regulations did not have "planned recreational".

Closed the public hearing.

Terry Springer agreed with Mr. Marsh. Mr. Springer said then he reviewed the zoning and discussed with staff the items listed they did not want, but this category was the best they could come up with for the campground to grow.

Commissioner Sloan said it sounded like many people from a lot of different areas have come to use it since 1971. Mr. Springer agreed. She asked if there were plans down the road to sell the property. Mr. Springer said no.

Chairperson Kirkpatrick said Mr. Marsh had a good point, there was no Planned REC. Do we feel we can trust these folks to continue their operation in the manner they have?

Commissioner Falco said he was not sure if anyone could predict 30 years down the road.

Chairperson Kirkpatrick stated that this request was similar to last month’s concerning the Girl Scouts. The Commission trusted them, and he felt the church could also be trusted.

Commissioner Falco made and Commissioner Green seconded a motion to recommend approval of the request by North Missouri District Church of God Campgrounds to rezone from A-2 (Agriculture) to REC (Recreation) of 40 acres, more or less, located at 10851 W Old Rocheport Rd., Rocheport.

Joe Falco yes James Green yes

Keith Kirkpatrick yes Mary Sloan yes

Bill Grace yes Darin Fugit yes

Frank Abart yes

Motion to approve rezoning was unanimous. 7 yes

 

Request by Howard Buff to rezone from R-S (Residential Single Family) to C-GP

(Planned Commercial) and to approve a review plan on 1.33 acres, more or less, located

at 7098 I-70 Drive Southeast, Columbia.

Bill Florea gave staff report stating that this property is located approximately 1 1/4 miles east of Columbia on I-70 Drive Southeast. The property is currently zoned R-S (single Family Residential), as is property located to the south and west. Land to the east is zoned R-D (Residential Two Family) and property to the north, across I-70 is zoned A-2 and C-G. There is a single family dwelling on the property. This request is to rezone 1.33 acres to C-GP (Planned Commercial) zoning. This tract is within the Columbia School District. Water service is provided by Public Water District No. 9. The existing water line is inadequate to provide fire flows required by the Fire Protection district. There is an on-site wastewater system serving the existing house, however, any new construction will be required to connect to the collector system serving Highfield Acres Subdivision. The Regional Sewer District operates the Highfield Acres wastewater system. The R-S zoning is the original zoning from 1973. The master plan designates this area as being suitable for residential land uses. The proposed use is inconsistent with the master plan. This site has 78 points on the point rating system. Staff notified 56 property owners concerning this request.

Cullen Cline, attorney at 806 Locust, Columbia was representing Howard Buff, owner who was also present. Mr. Cline said this was a request to rezone a small piece of 1.33 acres on I-70 Drive Southeast. Mr. Buff’s family lives behind the property, and the site fronts on the Interstate access road. This is an application for a Planned Commercial. The plans are for a small auto repair shop. Mr. Buff had owned and operated the Midas franchise on Business Loop. He has recently sold the franchise and would like to rezone his property to operate a small repair shop. There would be no major repairs other than brakes and mufflers. He expects to have one or two other employees. The business hours will be somewhat limited, signage and lighting would be limited. The staff indicated that water service is inadequate and they are aware of that. They have spoken to the Water District and they will require an eight (8) inch main and a fire hydrants. Mr. Cline said they were prepared to do that and easements are in place. There is not sufficient area for on-site sewage and they have contacted the Sewer District for their requirements.

Mr. Cline submitted signatures and letters of eight (8) property owners along and across the freeway who have similar commercial uses. Their original request was for General Commercial but they pulled the request because it was not appropriate and resubmitted for Planned Commercial.

Howard Buff, owner, 7100 I- 70 Drive Southeast addressed the Commissioners. Commissioner Falco asked him if he lived in the white house? Mr. Buff explained that he lived in the brick home directly to the south of the little white house, which is actually on a separate tract of ground. Mr. Cline stated that there was a white house on the rezoning tract, which is a rental property. They are not sure what would be done with it.

Chairperson Kirkpatrick said when he drove by the property the day before, there was a mobile home on the property. Would it be moved? Mr. Buff said he moved it in without realizing he could not put a personal item on your property to sell it. He moved it down from Kansas City when he sold his Midas franchise there in November. When Planning and Zoning made him aware it should not be there, but the ground is too wet to move it out. He has someone who will get it moved out once the ground dries.

Open to public hearing.

Paul Smith, 1515 Chapel Hill Road came forward. He said he owns adjacent property to the east and owns a rental house in Highfield Acres. Mr. Smith said he had reviewed the plans and thought they were reasonable and he was in favor. Mr. Smith said he would give him an easement for the eight (8) inch water main.

Jimmy Davis, 6500 I-70 Drive Southeast came forward. He said he was at the edge of the 1000’. He did not have any objection to the request. He said a lot of the road frontage is commercial. Mr. Davis did not see this as detrimental to the value of his home.

David M Williams, 704 North Easter Lane, and president of the Highfield Acres Subdivision. He had a list of names of the Highfield residents who were opposed to the rezoning request. They are a very small and quiet subdivision. If an automotive business is allowed, there will be more traffic, noise and congested roads. They try to keep the subdivision clean and well kept and do not want cars and automotive parts left around. Increased lighting might attract thieves and other undesirables into the neighborhood. The lighting would be shinning into the windows of the residents. There would be increased noise level. There are many senior citizens in the subdivision and the noise throughout the day would bother them. Mr. Williams said the proposed site is adjacent to Easter Lane which is at the crest of a hill and hard to see out. Mr. Williams has already sat at the stop sign 3-4 minutes and if the business come in, it would stack up even more.

Mrs. Willena Williams, 806 N Easter Lane, came forward. She said the property is adjacent to her property. She has lived there 27 years and it has always been residential and she did not want the zoning changed.

Mr. Terry DeJaynes, 6761 E Quaker Circle, came forward. Mr. DeJaynes said he and his family moved to the subdivision because it was small, quiet and with only two roads going in and coming out of the subdivision. He would like to keep it residential. He said he has also set several minutes at the same stop sign. It is a bad place to have a commercial entrance from the outer road.

Closed to public hearing.

Mr. Cline said that regards to the noise, they expected to service 8 - 10 cars per day. There would not be any activity outside the building so there should not be any noise either. Regarding the traffic, Mr. Buff lives by the site so he would be coming and going also.

Regarding the lights, there would be security lighting but they would also fence the property. Mr. James mentioned the traffic, Mr. Cline said the problems on the access road already exist and did not think they would be exacerbated with 8-10 cars per day.

Comments regarding increased crime, as owner of the Midas franchise, Mr. Buff had no problem with crime and does not foresee any. They would fence the property and no cars would be left out over night.

Mr. Buff said he proposed to put an attractive four (4) bay shop in, and where the building would be it is away from Highfield Acres. A row of cedars is along the west property line. The shop would not be visible unless coming into Highfield Acres from Easter Lane.

Mr. Cline said they would make plant additional screening if that was a concern to Mr. Williams.

Commissioner Grace asked what was the closest commercial to the site. Director Shawver said the nearest commercial on the south side of the road would be 1/2 mile. There were a number of non conforming commercial activities along the outer road.

Commissioner Sloan asked Mr. Buff how long had he owned the property. Mr. Buff said the 1.84 acres to the south where he lives was purchased in 1985 and the subject 1.33 acres was purchased about 1990.

Chairperson Kirkpatrick pointed out several commercial properties were in the area that were non-conforming. He pointed out that the idea of nonconforming uses is that eventually they will come into compliance with the zoning district. Chairperson Kirkpatrick asked if the Commission wanted to create new commercial zoning that will be added to the existing non-conforming uses.

Commissioner Falco said he would not have a problem if there was not a subdivision right next door. Commissioner Fugit agreed. He said it is in some people’s back yards.

Commissioner Sloan asked when Highfield Acres was platted. Director Shawver advised 1968.

Commissioner Falco asked if any of the existing commercial businesses closed their doors, how long before they would loose their grandfather rights? Director Shawver explained that a property looses "grandfather rights" after 12 months.

Commissioner Falco said that Highfield Acres was a very nice subdivision and he did not feel this commercial should be right next door.

Commissioner Fugit made and Commissioner Grace seconded a motion to DENY the request by Howard Buff to rezone from R-S (Residential Single Family) to C-GP (Planned Commercial) and to DENY a review plan on 1.33 acres, more or less, located at 7098 I-70 Drive Southeast, Columbia.

Darin Fugit yes Bill Grace yes

Keith Kirkpatrick yes Joe Falco yes

Mary Sloan yes James Green yes

Frank Abart yes

Motion to deny rezoning and review plan was unanimous. 7 yes

Chairperson Kirkpatrick advised the applicant that any appeal must be filed within 3 working days.

 

Request by Machetta & Son, Inc. to rezone from A-2 (Agriculture) to C-GP

(Planned Commercial) of 2.44 acres and from A-2 to REC (Recreation) of 5.06

acres located at 12600 Hwy. 63 North, Hallsville.

Thad Yonke gave staff report that this property is located six miles west of Hallsville and 8 1/2 miles north of Columbia on Highway 63. The property is currently zoned A-2 (Agriculture) as is all the surrounding property. The property is wooded and undeveloped. This request is to rezone to two different zoning classifications. The application requests that 5.06 acres be rezoned to REC (Recreation). This area will be developed as a RV park, which will require a conditional use permit. The other request is to rezone 2.44 acres to C-GP (Planned Commercial). This area is proposed to be used for commercial uses. The application indicates that they plan construction of a 1200 sq. ft. building. A review plan has not been submitted at this time. If approved, both a review plan and a final development plan will need to be submitted prior to the zoning classification changing. This area is served by Public Water District No. 7. There is a six inch water line located on the west side of Highway 63. There is also a 4 inch line that ends at Lake Road, approximately 1/2 mile to the south. It may be more economical to extend this line to the subject site. Information is not available as to whether either line would be able to provide fire flows required by the Fire Protection District. Wastewater proposal is for an on-site system, which would require approval of the Department of Natural Resources. This property is within the boundaries of the R- VIII School District in Harrisburg. The master plan designates this area as being suitable for agriculture, rural residential land uses and open land. The proposed use is not consistent with the master plan. There have been no previous requests submitted on behalf of this property. This site has 35 points on the point rating system. Staff notified 10 property owners concerning this request.

Karen Machetta, 12568 Hwy. 63 North, Hallsville located behind said property came forward.

Ron Machetta, 12563 Hwy. 63 North, Hallsville approached the Commission

Karen Machetta said they were proposing 35 RV site, with a pool, outdoor spa, privacy fence along the highway to keep the people away from the road. She said there is an existing driveway going up the hill for access. Then the turn in to the RV Park would be about 1/2 way up the hill. Lighting will be directed away from the highway with dusk to dawn lights only. There will be one billboard to direct south bound vehicles on how to turn around safely. The water system will be a commercial well, State approved. The 35 RV park is comparable to Finger Lakes and to the Fair Grounds RV Park. Ms. Machetta said there was a need for this and it would create jobs. The store will be for a dual purpose. It will be small section for RV people to buy flashlights, batteries and suntan lotion. They do not intend to sell alcohol but do intend to sell organic meats.

Commissioner Green asked about the dumping station, if the park was at full capacity, did they have any idea of the volume per day. Ms. Machetta did not know any numbers.

Open to public hearing.

Sharon Richards, 1245 Old Hwy. 63 Hallsville, approached the Commissioners. She lives behind the proposed site and she is totally in favor.

Edson T. Griggs (Butch), 13390 North US 63 came forward. He said his driveway is the 1st residential drive north of the property. Going south from his place, it is almost 5 miles before there is another residence with direct access to the highway. Mr. Griggs asked what was the distance for notices of a CUP application. Director Shawver advised 1000’. Mr. Griggs stated that he was approximately 3/4 mile away, so this explains why he was not notified.

Mr. Griggs asked if there was a conditional use permit on this site. Director Shawver stated that there was not, but that there was an application for the RV park on file.

Mr. Griggs asked how could the Machettas could be operating an RV park on this property without some kind of zoning or CUP? Director Shawver explained that the Machettas own property to the east of the subject site ( about 300’) that has recreational zoning. It is not this property, but it is part of the Machetta property.

Mr. Griggs said he had been given to understood that the existing campgrounds would be a quiet enterprise, but he was there to advise there had been more than half a dozen band concerts, (activity) that setting at his house 3/4 mile away he can hear the music louder than his own TV. To him that was a nuisance.

Clyde Olson, 13250 N Old Hwy. 63 North, Columbia addressed the Commission. He lived across the highway from Mr. Griggs. He can not see the highway because of his cedar trees but he to has heard several concerts through the summer. He can hear quite clearly considering the distance.

Closed to public hearing.

Ron Machetta and Karen Machetta returned to answer question. Mr. Machetta stated that this request was for an RV park and commercial zoning. They already went through Planning and Zoning for a recreational campgrounds or musical campgrounds and that has nothing to do with this request. This is for the front property that is right on Hwy. 63.

Karen Machetta said the musical events in the past have averaged five (5) or less per year. They are always shut down before midnight, which is the noise ordinance. In five years they have had one written warning, the deputy told them for a place like theirs, they should have at least five written complaints per year and they only had one. Ms. Machetta said they ask to cut the noise back by 11:00 p.m. and everything is shut off by 11:30 p.m.

Mr. Machetta asked to be rezoned.

Chairperson Kirkpatrick stated that since the applicants had brought up the issue of the existing campgrounds, he would like the staff to explain the history of the conditional use permit. Director Shawver explained that in 1991 about 5 acres located at the east side of the Machetta property was rezoned REC for a primitive campgrounds. In 1993 they returned with a request to rezone that same area to planned commercial, but that request was denied. They subsequently submitted a Conditional Use Permit to have music as an accessory use. A great deal of discussion pursued what the main use of the property was, was it camping or the music concerts because of the amount of money generated by the camping vs. the potential amount of money generated by the concerts. The CUP was granted at that time with a number of conditions placed on it.

Mr. Machetta said the County lawyer said they could go ahead and have the concerts without the CUP provided the concerts were free and they just charged a camping fee. Director Shawver stated that is why they did not comply with any of the CUP conditions.

Commissioner Fugit asked how many RV’s would be parked on the site? Ms. Machetta said there would be 34. Commissioner Fugit asked how the units would get to I-70? Ms. Machetta said they could not cross over Highway 63, but they could drive 1/2 mile to the north to a crossover located there.

Chairperson Kirkpatrick asked what was the speed limit in that area. Ms. Machetta said 70 m.p.h., but the school bus stops right in front of their driveway. She said, "their had already been a wreck with a school bus, but that was 4 o’clock in the afternoon".

Commissioner Fugit said he had some friends with large RV’s and a brother-in-law with a large camper he pulls with a one ton truck. From his knowledge of the road and that main driveway there are serious safety concerns about getting on and off of Highway 63. A 30 plus foot camper trailer or RV has to slow down considerably to turn in and has slow acceleration. With no acceleration lane or deceleration lane there may be more accidents. As the applicant pointed out, a school bus has already had an accident there.

Commissioner Falco asked how wide was the drive. Ms. Machetta said it was three (3) cars wide, about 40’ wide.

Commissioner Abart asked about the previous CUP? Chairperson Kirkpatrick explained and Director Shawver added that since the CUP was not used, it was voided after not being used for 12 months. Mr. Machetta added that there was no need for it.

Commissioner Falco stated he had a problem with the RV’s turning on and off of the highway without an acceleration or deceleration lane.

Commissioner Sloan asked if the applicants anticipate being fairly full. Ms. Machetta said she had lived next to Finger Lake State Park and never saw a line up in the roadway.

Commissioner Sloan stated she had concerns about the road. She had been to the site and looked at it. It made her nervous and she thought reaction time would be limited due to the crest of the hill just south of the driveway. She was thinking about the safety of it.

Commissioner Falco asked staff about the water situation. Director Shawver said there was a 6" water line on the other side of Hwy. 63 and a 4" line one half mile south. The Fire District generally requires a fire hydrant for any type of commercial development; and he was sure that the fire district would require 500 gal. water flow per minute. We do not know what the current flow rates are in that area.

Commissioner Falco stated that nothing could be opened, or businesses licenses issued until fire district gives their stamp of approval? Director Shawver said that is correct, this was basically a commercial enterprise and the fire district would have to be satisfied.

Commissioner Sloan asked staff how long did he anticipate it would take to have the water, sewer, and fire hydrants in place? Director Shawver said installation of improvements could begin with good weather; but it would have to be paid for up front since the water district does not have the funds to put in a half mile of lines. Director Shawver added he did not know if the fire district would allow a fire hydrant on a well. Any commercial well would have to be regulated by P.S.C. and flow rates checked.

Commissioner Sloan asked if the Machetta’s had an anticipated opening date? Mr. Machetta said no.

Commissioner Falco stated he did not like the traffic situation.

Commissioner Fugit made and Commissioner Sloan second motion to DENY request by Machetta & Son, Inc. to rezone from A-2 (Agriculture) to C-GP (Planned Commercial) of 2.44 acres and from A-2 to REC (Recreation) of 5.06 acres located at 12600 Hwy. 63 North, Hallsville.

Darin Fugit yes Mary Sloan yes

Frank Abart yes James Green yes

Bill Grace yes Joe Falco yes

Keith Kirkpatrick yes

Motion to DENY rezoning was unanimous. 7 yes

Chairperson Kirkpatrick advised the applicant that any appeal must be filed within 3 working days.

 

Request by Don and Elizabeth Goldenhersh on behalf of Nicholas Peckham to

rezone from A-2 (Agriculture) to R-S/PRD (Single Family Residential / Planned

Residential Development) of 15.08 acres, and from A-2 (Agriculture) to C-GP

(Planned Commercial) of 7.68 acres and to approve a review plan for the entire tract

of 22.76 acres, located at 1900 W Rte K, Columbia.

Thad Yonke gave staff report stating that this property is located one mile due south of the Columbia municipal limits, but travel distance to the city limits is three miles.. The site is situated on State Highway K. This 22.76 acre tract is currently zoned A-2 (Agriculture). Property to the north, across Rte K is zoned R-S. Property to the east is zoned R-M and A-2. Property to the south and west is zoned A-2. This request is a planned development that will break down into two zoning classifications. The applicants are seeking R-S / PRD zoning for 15.08 acres, and C-GP for 7.68 acres. A review plan has been submitted for approval. The residential are will be developed with a mix of single family attached and single family detached housing. There will be a mix of commercial uses. Some residential area may be provided above commercial uses. This area is served by Consolidated Public Water District No. 1. There is a 4 inch line along Rte K, which will not meet the needs of this development. A eight inch line will need to be installed between Lakota Ridge Rd. to the east and Frog’s Leap subdivision to the west. The development will be within the Columbia Public School District service area. A wastewater collector system will be required for this development to take place. There is no capacity available at the adjoining Cedarbrook Subdivision wastewater system. Several alternatives exist for treating wastewater; ranging from installation of a package plant to connection to the Columbia Little Bonne Femme trunk line. There have been no previous requests submitted on behalf of this property. The master plan designates this area as being suitable for residential land uses. The proposes development is consistent with the master plan. This site has 76 points on the point rating system. Staff notified 170 property owners concerning this request.

Nicholas Peckham, 3151 W. Rte K, Columbia with office in 15 S. Tenth Street, Columbia and Tom Trabue, Trabue, Hansen & Hinshaw, Inc. Consulting Engineers, P. O. Box 6920, Columbia addressed the Commission.

Mr. Peckham wanted to say a few things about traditional neighborhood development. The community would be called "NewTown", and is planned to be a traditional neighborhood development. They are adjacent to three (3) subdivisions and near several others; Cedarbrook on the east; Gateway South across Rte K to the north; and Frog’s Leap to the west. The adjacent developments contain nearly 300 homes, and within a mile of NewTown there are 1000 planned or existing homes. Leatherwood Hills is the original trailer park development on Rte. K. It now has a Texaco Station, with a restaurant, and some groceries. At the corner of Old Plank Road and Rte. K is some commercial property that supports a lawn mower business and future plans for a restaurant.

NewTown will have tree lined streets with sidewalks and street lights making it a pleasant walkable community. A mixture of buildings and uses including townhouses, detached single family houses and businesses with apartments above them. All of the houses will have garages, which will be served by alleys. Many planning professionals consider the alley to be a key to traditional neighborhood development because alleys eliminate the need for curb cuts on streets.

There will be a 3.5 acre park for community recreation and appreciation of nature. This is about 15% of the total land area. NewTown has rectangular streets oriented north and south which is a tradition in many Missouri towns including Columbia. One suggestion was to include a daycare center. Other suggestions in surrounding areas include a church, government or perhaps a sheriff’s station, other offices and a neighborhood grocery. A unique feature will be a clock tower at the main intersection. This intersection would use a road round which is referred to as a traffic calming device. During the planning process of NewTown, he and Tom Trabue met often with county planning staff, Boone County Public Works Dept. , Water District, Sewer District, Boone Electric and conducted a public meeting on February 2nd. NewTown has been shaped by all of them and they believe it will be a very nice place to live.

Tom Trabue, said this was designed to be a walkable community. The streets, sidewalks and right-of-ways have all been designed to promote a feeling of community. The residential street tradition and presentation have been designed for a 24’ width. The narrower streets provide sufficient width for two way traffic while being less of a barrier for across the street neighbors. The narrower width and tree lined nature also promotes slower speeds for cars. The 24’ residential streets feed into 28’ residential collector streets and then to 38’ commercial streets. The street widths have been reviewed with the design staff of the Public Works Department who have indicated a favorable recommendation for approval of the streets.

Water and sewer lines have not definitely been designed pending approval of rezoning. We have developed a preliminary layout based on conversations with the Boone County Sewer District and Consolidated Water Supply District No 1. The existing lagoons immediately adjacent to the site are currently at or near capacity and will not support this development. In discussing this with the Sewer District, constructing a mechanical package treatment plant is the most appropriate sewage collection method. The current density will require a 25,000 gal. per day package treatment plant.

The water is supplied by Consolidated Public Water Supply District No. 1. As indicated, there is a 4" water line along the north side of Rte. K. The water district’s engineering consultant report in December of 1997, stated this main will provide a fire flow of 250 gal. per minute in addition to the proposed demand. The Boone County Fire District has indicated the fire flow in the county is 250 g.p.m. for residential construction. Additional improvement to a water system will be required prior to construction of any commercial improvements. The water district is continuing to make improvements to support adequate water supplies along the Rte. K corridor and they are prepared to work with the water district in developing the long range plans. They do propose to make connection to the 4" line along Rte. K, but also to a 6" line that enters in from Frog’s Leap Subdivision to the west.

Other utilities include Boone Electric Cooperate. Natural gas is available at Rte. K and served by U.E. Mr. Trabue held up a display showing the water lines in the alleys and the proposed connections. The orange on the display was for the sewer lines down the center lines of the commercial and residential streets again to serve the properties on both sides of the streets to the package treatment facility. They would like to reserve some right in locating the interim package facility in the most sufficient manner.

Mr. Peckham said he has been asked what the town would look like. They have not designed any of the buildings but they do have some ideas what it would look like.

Some points of a traditional neighborhood development are:

Chairperson Kirkpatrick asked staff if this plan met the Subdivision Requirements? Director Shawver said yes it met the requirements.

Open Public Hearing.

Linda Rootes, 807 N. 8th Street, Columbia. She just lived a few blocks up the street in the city. She had grown up in Indiana in a rural county, a small town. Everyone had a dream of moving out and having a few acres. Her folks had 12 acres 4 miles out of town. That was the American dream. People of Boone County and Columbia realize we are getting ourselves in a bind. The population is increasing, we are having trouble keeping up with services of all kinds. Too much money is being spent on marginal cost of sprawled development. People are living farther and farther apart. As our population increases, we will have to live in more dense developments. We will have to claim less land for our own personal use and leave more land for the community use. The challenge is find a way to live more densely with still a high quality of life. She thought Mr. Peckham’s proposal tries to address that issue. Therefore, she supported his plan.

John Peckula, 4350 N. Rte E. said he was associated with the owner on the property. He had been involved in several plans through the years but he thought this was the most innovative. He knew Mr. Peckham would pour his heart into the project.

Carol Sommers, from 73 Gateway South came forward. She said Nick just told her of the project and she was in favor of it.

Jane Beuke, 6380 South West Way and she stated she was in favor of the request.

Kit Salter, 21725 Westbrook, Hartsburg came forward. He is not a neighbor to the proposed area but he lived 20 years in Los Angeles and 2 years in downtown Washington DC before he and his wife moved to Missouri. He has been fascinated by small towns being a geographer. When he saw the plan by Mr. Peckham he was moved to see how homogeneous it is; we get to see like architecture and like function all sprawled out from the city. He has a fascinating mix of both single family homes and other structures, but also commerce and also a park. He is moved most because it is a world almost five (5) times larger than of Francis Quadrangle. It is a pedestrian community in the best sense of pedestrian. Planning is supposed to create an environment where we feel better and want to live in. NewTown has a mix of functions and the way it nests around itself it is all very positive and he encourages the Commission to approve.

Dan Kellar, 2000 W. Frog’s Leap, Columbia having property adjacent to the proposed side came forward. He said he was surprised by the request. Approximately two and a half years ago he brought a rezoning request to the P & Z Commission asking for a simple rezoning from A-2 to R-S at a two to three house per acre plan which did not go through due to traffic reasons and whatever else. The traffic problem has not gotten any better. Since he has been there it has gotten worse. There has been more development, more rental property going up to the east. The proposed project is a very, very dense population with three different outlets. Alleys, what is so good about them; they are places for people to hide. What kind of commercial uses will be allowed? There is already a grocery store and a gas station. They already have lots of houses around there with another new development called Leatherwood Hills. Southbrook development just opened up and this new project. Mr. Kellar wanted the Commission to look closer at the traffic situation. When will Rte. K be four lanes? Mr. Kellar said this would be a nice idea maybe 20 - 30 yr. down the line when Boone County is getting that confined in area space. This project is mixing the residential use, commercial use and rental use.

Chris Kellar, 2000 W. Frog’s Leap, Columbia stepped forward. She agreed with her husband and felt the same way. She did not support the request. She did not want a Chicago like neighborhood next to her and asked the Commissioners not to approve the request.

Frances Kiene, 1810 W Amos Drive, Columbia came forward. She just recently purchased her home in the Cedar Brook Subdivision. She moved there because of the safety and quiet. She lived in Columbia for years. She said the Columbia schools are over crowded. There are eight (8) trailers at Gentry Middle School and other schools are busting at the seams. None of the road problems have been addressed. The noise level, crime, transient people coming in will all increase.

Mike Leipard, 7560 S. High Point Ln., lives close to the proposed site, came forward. He has lived on Rte. K for over 20 years. The proposed subdivision is excellent but where Rte. K necks down into two lanes there have been numerous accidents. Rte. K was cleared quickly in snow and ice but concrete trucks and large trucks go into the ditch because the road is narrow. There are numerous new subdivisions in the area. There are cars off the road regardless of the cinder trucks or not. There are a minimum of 4 - 6 vehicles in the ditch per bad day of weather. The road at South High Point Lane is horrendous. The roads are serious concerns that need to be looked at. He did like the proposal, but road issues need to be addressed.

Gina Clevenger, 6795 S Brookhaven Court, Cederbrook came forward. She stated she had lived there for 12 years. When she moved in she was in the back of the subdivision with woods all around. Recently Maple Meadows was built behind them and Bonne Femme connects the sewage to Maple Meadows and then Cederbrook. She has the run off from her subdivision in back of her house. Her concern is how everything will connect with the storm drainage. The water run off never stood in the storm drainage but now since Maple Meadows is being built behind them the water stands. When Maple Meadows was started the developers said it would not effect their storm drainage. Now the water stands and the development is not completed. Well it get worse? What will this new development create?

Is it adjacent to a flood plain? She also is concerned about the traffic.

Anthony LaBarbera, 1730 W Amos Drive, came forward. First of all he wanted to thank Mr. Peckham for the time he spent on the development. Mr. LaBarbera did not think this particular development was not in line with what is there. The commercial development, what if the office space does not fly and then there are empty buildings. He wanted to echo the problem of the water drainage and asked that the Commissioners deny the request.

Jan Witherwax, 1825 W Amos Drive, addressed the Commission. She said the back portion of her lot is in a flood plain. As there are more developments, there is more run off in to her yard. She is concerned about the water and the drainage. She did like Mr. Peckham’s idea. She wanted to echo the traffic concern. Just two nights ago her son was driving home and he came around a curve with another car over the line in his lane. He had no choice but to take to the ditch. Traffic on Rte. K needs to be addressed.

Hubert Trinkle, 1765 W Amos Drive, came forward. He said he purchased his property two (2) years ago because it was in a quite neighborhood and no one was behind them. Now his property adjoins the property they want to get through. If it is approved, he will have commercial right in his back yard, which he does not like. Another concern was the creek in the back of his property and if it was developed it would throw more water in his yard, so he is strictly against the request.

Gary Delue - 1725 W Amos Drive, stepped forward. He asked everyone to close their eyes and imagine 76 units going up on less than 22 acres. Mr. Delue said their back yard would back up on a parking lot. The traffic is a major issue. He said he was opposed to the request.

Cindy Delue , 1725 W Amos Drive, came forward. She said she was opposed to the request also. Their back yard would look into this development which she did not want. She said she agreed with everything everyone else opposed to the request said.

Marvin Newcomb, 1785 W. Amos Drive came forward. He stated his property was adjacent to the proposed site. He did not like the idea of the noise pollution, light pollution, and the smell of the treatment plant. He hoped the Commission would turn down the request.

Closed to Public Hearing

The applicants returned to the table. Mr. Peckham appreciated all the comments in favor and against. He to shared the concerns voiced most frequently about the traffic on Rte. K, which is a serious issue. It may not have been made as clear but the storm water drainage is very much a part of their engineering solution.

Mr. Trabue said they were concerned about the traffic up and down Rte. K. Unfortunately they can not do much the correct the traffic situation. They will be granting the required right-of-ways to the Highway Department such that they have the ability when they are financially able to address those problems. Regarding the flood plain issues, there is a flood plain surrounding the property on three (3) sides. It has been identified on the drawing. They do impact the flood plain in a few areas and in talking with Planning and Zoning Department regarding the requirements for a flood plain permit, and what will need to be done. Storm drainage is another issue they are concerned about. This development will have curb and gutter streets and associated with curb and gutter streets will be underground storm drainage. The treatment plant has been located directly adjacent to the existing lagoons to minimize the impact on the neighbors. This is an interim treatment plan, which would be removed as the Bonne Femme trunk line system is developed in the future by the Boone County Regional Sewer District.

Commissioner Abart asked if the drainage would be directed back into the common ground. Mr. Trabue said it would be directed to the drainage areas on both the east and west sides near the south end of the property.

Chairperson Kirkpatrick asked if there would be 63 dwelling units. Mr. Peckham said yes. The commercial structures they hope will be Mom and Pop operation and would live in the building (owner occupied).

They intend to develop the property to make it happen and not to develop it to own it. The houses, residential and commercial buildings should be owned by the people who are in the development.

Chairperson Kirkpatrick said someone earlier had made a statement that they would like to see the property zoned straight R-S. Chairperson Kirkpatrick had done some quick calculations and figures that on 15 acres they could have 80 - 90 single family units and if it was on 23 acres it would be 120 - 130 single family units. That is much denser than the proposed 63 units.

Mr. Peckham said he thought it was important in a traditional neighborhood development to provide park land, open space and a walkable community.

Commissioner Abart asked if the water was sufficient for residential. Mr. Trabue said there was a 6" line to the west (Frog’s Leap). Based on the Water District engineering consultant projection, it does provide a 250 g.p.m. fire flow. That is adequate for the residential construction.

Commissioner Abart asked about the interim sewer. Mr. Trabue said in discussion with the Sewer District they were not sure where they would like to have it. It would be somewhere in the south area or perhaps on their property. Whatever they find most advantageous to the sewer district.

Chairperson Kirkpatrick asked Commissioner Abart if a traffic study should be recommended if a motion to approve was made? Commissioner Abart said this is off Rte. K, a state highway and MoDOT would be in charge of it.

Commissioner Green asked what was the significance of the 100 year flood boundary? Mr. Trabue said that has been identified as a line which if the flood waters were 1’ foot above the 100 year flood elevation, the water would come to that line. Those are theoretical lines but they do have to abide by them.

Commissioner Falco stated that this was a neat concept. With all the talk about sustainable neighborhoods, no one has been able to give a definition, this appears to be the closest thing we have seen. He agreed about the traffic on Rte. K and wished there was something that could be done about it.

Chairperson Kirkpatrick stated that regarding sustainability and walk-ability, this plan has come a lot closer than anything he has seen in the last two (2) months. It does lack some infrastructure being in place at this time. He believed that the water would be handled a lot easier than the wastewater. Like Commissioner Falco he likes the concept and generally likes the plan.

Commissioner Falco said he asked himself if this is not the right place for this type of development, then where would be the best place? Where ever the place there will be traffic problems.

Commissioner Sloan agreed it looked like a very nice development and certainly what they have heard about sustainable community it seems to fit those ideas. But she is also listening to the neighbors who are living out in that area, and did not know if rejecting the request would improve any of those things they were concerned about.

Commissioner Falco made and Commissioner Fugit seconded a motion to approve both zoning changes by Don and Elizabeth Goldenhersh on behalf of Nicholas Peckham to rezone from A-2 (Agriculture) to R-S/PRD (Single Family Residential / Planned Residential Development) of 15.08 acres, and from A-2 (Agriculture) to C-GP (Planned Commercial) of 7.68 acres of 22.76 acres, located at 1900 W Rte K, Columbia.

Joe Falco yes Darin Fugit yes

Keith Kirkpatrick yes Bill Grace yes

James Green yes Frank Abart yes

Mary Sloan yes

Motion to approve zoning requests was unanimous. 7 yes

* * *

Commissioner Abart made an Commissioner Grace second motion to approve request by Don and Elizabeth Goldenhersh on behalf of Nicholas Peckham to approve a review plan for the entire tract of 22.76 acres,

located at 1900 W Rte K, Columbia.

Frank Abart yes Bill Grace yes

Darin Fugit yes James Green yes

Joe Falco yes Mary Sloan yes

Keith Kirkpatrick yes

Motion to approve review plan was unanimous. 7 yes

 

A five (5) minute break was taken at 10:05 p.m.

 

PLAT REVIEWS

Pop’s Place, Plat 2. S11-T46N-R12W. R-S. Mitchell and Doris Martin, owners.

C. Stephen Heying, surveyor.

Bill Florea gave staff report stating that the subject property is located on the north side of Route Y, approximately 900 feet east of the Ashland City Limits. The zoning is A-2.

The property has frontage on Route Y, no new roads will be constructed. A request to waive the requirement to perform a traffic analysis has been submitted.

Wastewater will be disposed of using a small on site system. A plan showing a suitable location for such a system has been submitted and is on file. The applicant has submitted a request to waive the requirement to provide a cost analysis of on site vs. central sewer.

Water is provided b the City of Ashland.

The proposal scored 63 points on the rating system.

Staff recommends approval of the subdivision along with the waiver requests.

Steve Heyings & Bill Martin came forward.

Commissioner Sloan made and Commissioner Falco second request to approve Pop’s Place, Plat 2. with staff recommendation of the waiver requests.

Mary Sloan yes Joe Falco yes

Keith Kirkpatrick yes Bill Grace yes

Jim Green yes Darin Fugit yes

Frank Abart yes

 

Motion to approve plat was unanimous. 7 yes

 

 

Wellington Estates, Plat 4. S33-T49N-R12W. R-S. Albert and Jo Ann Smarr, owners.

J. Brian Rockwell, surveyor.

Thad Yonke gave staff report stating that this three lot plat is wrapped around the west and south sides of Wellington Estates Plats 1, 2, & 3. Part of this plat adjoins the municipal limits of the City of Columbia. The plat is located approximately 200 feet north of the intersection of Mexico Gravel Road and Wellington Drive. Wellington Drive as it proceeds through this plat was created by a previous plat. The area being subdivided contains 21.96 acres total which is composed of two sections, a 6.00 acre piece to the east of Wellington Drive and a 15.96 acre piece to the west. This property is zoned R-S (residential - single family) as is all the unincorporated ground surrounding the plat. This is the original 1973 zoning. Water service will be provided by Public Water Service District #2. There is currently a 4" waterline along the west side of Wellington Drive. Sewage treatment is proposed to be on-site with an appropriate diagram included in the file. There is a City sewer line in the area, which is likely to be extended in the near future. A cost benefit analysis for sewer treatment has been provided by the developers engineer. This analysis indicates that on-site systems for this plat are 58.7 times more economical than a central collection system. The developer has requested a waiver of the requirement for traffic analysis. The covenants for the subdivision provide a mechanism for vacation of lot 18 this establishes an alternate process to the default process listed in the subdivision regulations. The process appears acceptable. This plat has 76 points on the point rating scale.

Staff recommends approval along with granting of the waiver for traffic analysis.

Don Abell with Allstate Consultants was present for any questions.

Commissioner Grace made and Commissioner Sloan second motion to approve Wellington Estates, Plat 4. with staff recommendation of granting of the waiver for traffic analysis.

Bill Grace yes Mary Sloan yes

Keith Kirkpatrick yes Joe Falco yes

Jim Green yes Darin Fugit yes

Frank Abart yes

Motion to approve Wellington Estates, Plat 4 was unanimous. 7 yes

 

 

Benson Subdivision. S34-T51N-R12W. A-2. Esther Benson, owner.

James W. Brush, surveyor.

Thad Yonke gave staff report that this one lot plat is located on the north side of Crownview Drive immediate northeast of Hights Chaparral Subdivision. Crownview Drive is a Privately Maintained Publicly Dedicated Road and as such falls under the private access easement provisions of the subdivision regulations. The site is approximately 2 &1/2 miles north and 1/4 mile west of the municipal limits of the Hallsville. The area being subdivided contains 5.04 acres out of a 67.99 acre parent parcel. This property is zoned A-2 (agriculture) as is all the surrounding property, this is the original 1973 zoning. Water service will be provided by Consolidated Public Water Service District #4. There is currently a 2" waterline along Crownview Drive. Sewage treatment will be on-site. The owner has requested a waiver of the requirement for traffic analysis and cost benefit analysis for sewage treatment. This plat has 22 points on the point rating scale.

Staff recommends approval along with granting of the waivers for cost benefit analysis for sewage treatment and traffic analysis.

Jim Brush, of Brush and Associates, 506 Nichols Street, Columbia came forward. The existing structure needs to split it off.

 

 

 

Commissioner Falco made and Commissioner Green seconded motion to approve Benson Subdivision.

Joe Falco yes James Green yes

Keith Kirkpatrick yes Mary Sloan yes

Bill Grace yes Darin Fugit yes

Frank Abart yes

Motion to approve Benson Subdivision was unanimous. 7 yes

 

Victoria South Plats 3, 4, & 5. S11-T47N-R13W. R-S. Joseph and Gerladine Sapp,

Angelo Skyvalidas, and Will Sarvis owners. Curtis E. Basinger, surveyor.

Thad Yonke gave staff report that these plats represent the third phase of the overall development plan for Victoria South. Plat 3 contains 1 lot and is 1.07 acres, Plat 4 contains 2 lots and is .86 acres, and Plat 5 contains 2 lots and is 4.67 acres in area. These plats are located adjoining Victoria South Plats 1 & 2. Plat 4 is located about 450’ north of the intersection of Old Village Road and State Route K. Plat 3 fronts along Route K about 1200’ west of this intersection with Plat 5 which is located a little way behind Plat 3. The sites are approximately 1/4 mile south of the municipal limits of the City of Columbia. Victoria South Plats 1 & 2 have conditional approvals as does the revised preliminary plat. Our office is recommending that as a condition of approval, these plats be finalized concurrently with the earlier plats since a delay in the platting of these remaining phases leaves a situation of illegally created lots unresolved. This property is zoned R-S (residential-single family), this is the original 1973 zoning. Water service will be provided by Consolidated Public Water Service District #1. There is currently a 6" line along Route K and it is our understanding that the developer is working with the water district to obtain necessary easements within which the required water main upgrade can be extended. Sewage treatment is proposed to be from a central system extension from the City of Columbia including a pump station. The pump station is located on Lot 32 A which is proposed as a lot in Plat 5. It is our understanding that City policy will require that this plat meet all of the City of Columbia development and subdivision standards as a condition of sewer service. We have been notified that this means that the plat will need to be formally submitted to the City to go through its review process prior to or as a binding condition for sewer service. It is important to note that changes required to meet the City standards may require changes and or work on the original submitted plat seen by this commission. The City of Columbia has informed us that they have found some things that they will need to have resolved. These changes will have to be evaluated after the plat proposals go completely though the city process and are approved by them to see if the changes require a re-submittal to this body for formal re-approval. A revised traffic analysis prepared by the developer’s engineer has been conducted and is provided in the file; it should be noted that this analysis indicates that the developer believes that the off-site improvement requirements for Old Village Road originally imposed upon the original preliminary and previous final plat requests is no longer warranted. County Public Works is not in total agreement with the traffic analysis, but does generally agree that the improvement requirements to Old Village Road can be dropped provided the primary access to this development is a state approved direct connection to Route K. Public Works has indicated that they have talked to the State and that an access permit has been applied for. If something were to happen and the direct connection to Route K was not built or approved then not only would the Old Village Road improvements need to be kept in place but would need to be yet again re-evaluated in terms of impact from the increase in total number of lots. There is 100 year floodplain on the property and it is indicated on the plat. The road name proposed as Panayiotis Way, found on Plat 5, has already been rejected by JCIC. This area is within the urban service area of Columbia. Staff does have concerns that many of the things that have been up-in-the-air with respect to details are at this point still up-in-the-air and that the plats may be getting ahead of themselves somewhat by trying to juggle too many loose ends. The plat has 78 points on the point rating scale.

Staff recommends approval subject to four provisions,

1) All conditions of the Previous Submissions and Plats be considered to be binding conditions placed on this approval.

2) That the term Tract B be removed from Plat 4 as it is now confusing.

3) That the acceptable road names be approved by joint communications prior to the plat going to County Commission.

4) That Plats 3, 4, and 5 be completed concurrently with each other and with Plat 2, or be ready for recording so as to guarantee final platting of these phases prior to recording of Plat 2. This is an important consideration since a failure to final plat, Plats 3, 4, & 5 leaves lots that are illegally created lots, the creation of which is directly related to this development.

Gene Basinger, Marshall Surveying, 300 St. James St., Columbia came forward.

Commissioner Abart made and Commissioner Falco seconded motion to approve Victoria South

Plats 3, 4, & 5. with staff conditions:

1) All conditions of the Previous Submissions and Plats be considered to be binding

conditions placed on this approval.

2) That the term Tract B be removed from Plat 4 as it is now confusing.

3) That the acceptable road names be approved by joint communications prior to the

plat going to County Commission.

4) That Plats 3, 4, and 5 be completed concurrently with each other and with Plat 2,

or be ready for recording so as to guarantee final platting of these phases prior to

recording of Plat 2. This is an important consideration since a failure to final plat,

Plats 3, 4, & 5 leaves lots that are illegally created lots, the creation of which is

directly related to this development.

 

Frank Abart yes Joe Falco yes

Keith Kirkpatrick yes Mary Sloan yes

Bill Grace yes James Green yes

Darin Fugit yes

Motion to approve Victoria South with conditions was unanimous. 7 yes

 

 

 

 

 

 

 

 

Anchorum Subdivision, Plat 1. S3-T50N-R12W. A-2. TVNG, L.C., owners.

Donald E. Bormann, surveyor.

Bill Florea gave staff report that this two lot final plat was granted preliminary approval in February of 1998. It is located at the northwest corner of Route V and Anchorom Road, approximately 2 miles northwest of Hallsville. The property is zoned A-2.

Access will be provided by construction of Buddie Road. The right of way will be dedicated to the County by this plat. A waiver of the requirement to provide a traffic analysis was granted with the approval of the preliminary plat.

Water is to be provided by Water District Number 4. Prior to recording, a minimum six inch waterline will be installed. Fire hydrants will be placed at locations approved by Boone County Fire District and Water District Number 4.

Waste water will be disposed of by small on site systems. A waiver of the requirement to provide a cost analysis of central vs. on site sewer systems was granted with the approval of the preliminary plat.

The property scored 26 points on the rating system.

Staff recommends approval of the plat.

Don Bormann, Bormann Surveying, 101 N Allen St. Centralia came forward. Mr.
Bormann said the road was approved. It was suggested to have drainage easements. The owners signature are not back yet.

Commissioner Sloan made and Commissioner Grace second motion to approve Anchorum Subdivision,

Plat 1

Mary Sloan yes Bill Grace yes

Frank Abart yes Darin Fugit yes

Jim Green yes Joe Falco yes

Keith Kirkpatrick yes

Motion to approve Anchorum Subdivision was unanimous. 7 yes

 

Windsor Estates, Plat 1. S2-T48N-R14W. R-S. Larry and Dorothy Kramer, owners.

James D. Craig, surveyor.

Bill Florea gave staff report that this property is located on Trails West Avenue, adjacent to and north of Trails West Subdivision. If approved, the plat will create two lots from the 9 acre parent tract, one of 7.85 acres the other 1.05 acres. The property is zoned R-S, Single Family Residential.

Both lots will have frontage upon and direct access to Trails West Avenue. An eight foot width of additional right of way will be dedicated on the plat. This will result in a 33 foot half width right of way for Trails West Avenue.

Water service will be provided by Consolidated Public Water District Number 1. Connection will require extension of an existing six inch water line approximately 160 feet.

Tract 2 will be hooked up to the Trails West Subdivision central sewer system. The house on Tract 1, will retain its existing on-site system.

The property scores 64 points on the rating system.

Staff recommends approval of the subdivision.

James Craig, Craig Surveying, Fulton, MO. was present for questions.

Commissioner Falco made and Commissioner Fugit second motion to approve Windsor Estates, Plat 1.

Joe Falco yes Darin Fugit yes

Keith Kirkpatrick yes Mary Sloan yes

Bill Grace yes James Green yes

Frank Abart yes

Motion to approve Windsor Estates, Plat 1 was unanimous. 7 yes

OLD BUSINESS

CUP for Lanham that was tabled at the February meeting, was acted on this March

meeting being approved.

Rezoning for Heart of Missouri Girl Scout Council - County Commission supported

P & Z recommendation to approve.

Rezoning for Triple SSS Development, L.L.C. - County Commission overrode

P & Z recommendation to deny.

Planned Development for Columbia Insurance Group, Inc. - County Commission supported

P & Z recommendation to approve

The plats that went to County Commission were approved.

NEW BUSINESS

at the location of I-70 and Hwy. 63. This may determine if Hwy. 740 needs to be extended.

Director Shawver met with the consultant last week and started to work on the scope of

services that would be involved.

Falco, Vice Chairperson effective May 1, 1998.

 

 

 

 

ADJOURN

Being no further business the meeting was adjourned at 10:50 p.m.

Respectfully submitted,

 

 

Mary Sloan, Secretary

Secretary

Minutes approved on the 16th, day of April, 1998.